So far I have not found a list, suitable for those of us that are brain cell deficient, that lays out what can or can't be put into this category.

Not even. and getting a personal note in many states is a violation of law, especially here in California, and any other anti deficiency state.

CA OR and WA have very specific laws as it relates to what you can and cannot do with a homeowner in foreclosure you should read those before you do anything.. they have severe penalties for violators..Once you figure what you can and cannot do legally.1. as Wayne above state Credit is trashed. your bringing no value there In West coast Purchase Money Deed of trust foreclosure  credit is trashed and bank has no right for a deficiency judgement. 2. 

Then you can pursue in small claims court or put a deficiency on their credit report 

The answer becomes more SFRs, but this can instead of solving the issue, exacerbate it, leading to so-so communication.Thus, I think that most TK guys and gals are good people who try, but there are structural deficiencies that are almost impossible to overcome within the model itself.As you know, when we buy apartments, property management, contractor budgets, and pay roll are all included into the model.

Regarding short sales specifically, not sure where you’re getting your information about it being harder to obtain a waiver of deficiency lately.

If the property has more equity than debt he has little risk of a deficiency judgement.

The contingency reserve may be released only if required, necessary, and unforeseen repairs or deficiencies are discovered during the renovation.

These are big ticket items.Try to figure out the total repair and work on the important deficiencies.

In most states residential loans are fully recourse and allow for deficiency judgements against the borrower if the foreclosure proceeds come up short.